Cash Flowing Mobile Home Park

<p>We are pleased to present Mountainview Mobile Home Village, a 79-lot manufactured housing community located in Zanesfield, Ohio.​</p><p></p><p>List Price: </p><p> $3,500,000 for the community (7.33% Cap Rate – Excludes home rental revenue)</p><p>+ Home Value (~50% of NADA Value)</p><p>=Total: $3,999,999</p><p></p><p>Mountainview is a family community operating at 92%+ occupancy.​ The tenant mix consists of nearly all park-owned homes.​ Mountainview provides investors with the opportunity to acquire a 79 space MH community with strong occupancy in the Ohio market.​ The heavy POH allocation allows a purchaser to significantly lower their basis after selling off the 72 park-owned units.​ Recent homes sold at 2x+ NADA Value.​ (NADA VALUE ~ $893k)</p><p></p><p><strong><u>79 total lots</u></strong></p><p>66 POH (occupied)</p><p>6 TOH</p><p>6 POH (vacant)</p><p>1 office</p><p></p><p>After discovering theft and mismanagement one year ago, current ownership replaced the management company, evicted 15+ non-paying tenants, and improved economic occupancy by nearly 40%.​</p><p></p><p>This community is serviced by well water and a recently upgraded wastewater treatment plant (~$180K spent 2017).​ All water and sewer maintenance is subbed out to third parties.​ Mountainview is in good standing with governing agencies and has no issues to report.​ </p><p></p><p>Zanesfield, Ohio is just minutes from Bellefontaine and within easy reach of the Dayton and Columbus metropolitan areas.​ Surrounded by major employers such as Honda’s new manufacturing facility which should support increased demand for local housing.​ Positioned near major transportation corridors including U.​S.​ Route 33, Mountainview provides straightforward access for site visits while offering residents connectivity to a diverse employment base throughout Logan County and Central Ohio.​ The local housing market provides a favorable backdrop for manufactured housing demand.​ Single-family homes in the area commonly trade just north of $200k, creating a meaningful affordability gap that positions Mountainview as an attractive option for residents seeking quality, lower-cost housing.​</p><p></p><p>As always, this is a confidential sale.​ Please do not go to the community without setting up a showing appointment with the listing agents.​ If on site, do not under any circumstances speak with any tenants or employees.​ Please contact us for additional information.​</p>

<p>This 84-lot site mobile home park offers significant potential for the discerning investor.​ The property presents a unique chance to revitalize and transform a distressed asset into a lucrative investment.​ With strategic positioning in Millersburg, this property holds promise for sustained occupancy and rental growth.​ Take advantage of this rare chance to breathe new life into this promising investment in the heart of Millersburg.​</p>

<p><strong>COSHOCTON COUNTY, OH</strong> - Tucked into the rolling countryside of Coshocton County, Ohio, River Glenn Estates is a 76-pad manufactured-housing community on 31.5 acres — the kind of established, public-utility community that rarely trades at this basis.​ Offered at $1,900,000, about $25,000 a pad, it is priced below its own 2022 MAI appraisal of $2,000,000.​ The community sits on municipal water and sewer with paved private roads throughout, so there are no wells or septic systems to manage.​ Most residents own their homes — 21 tenant-owned sites, plus 9 long-term RV sites and a handful of park-owned and rent-to-own homes — which keeps operations light while the community collects steady ground rent.​</p><p> </p><p>Just as important is where River Glenn sits relative to Ohio's fastest-moving economy.​ The community is roughly fifty minutes from Newark and a little over an hour from Columbus — Newark sits almost exactly halfway, about 47 miles from the property, with Columbus another 72 miles west.​ That places it on the rural edge of what officials now call the "Silicon Heartland.​" Newark and surrounding Licking County have become a magnet for hyperscale investment: the New Albany International Business Park spans roughly 12,000 acres and has drawn data-center campuses from Amazon Web Services, Microsoft, Google, Meta and others, while Intel's roughly $28 billion "Ohio One" semiconductor campus is under construction in the county, with its fabs slated to come online in the early 2030s.​ The jobs, payrolls and contractors gathering around Newark create exactly the kind of outward housing pressure that lands in affordable communities one county over — and River Glenn offers attainable workforce housing at a fraction of metro-Columbus cost.​</p><p> </p><p>What makes River Glenn compelling is what is still to come.​ Forty of its seventy-six pads are occupied today — nearly half the community already built and waiting, paved and connected.​ This isn't a bet on rising rents or a hot market; the upside is physically on the ground, in finished pads that simply need homes.​ Filling those vacant pads is the headline opportunity — each home placed at the going $375 lot rent adds lasting value, on sites that would cost six figures apiece to build from raw land.​ From there, sub-metering the water recaptures roughly $13,900 a year the park now absorbs, and bringing a handful of below-market lots up to standard adds another layer — all through ordinary, hands-on management, nothing speculative.​</p><p> </p><p>The price is supported from two directions at once.​ An independent appraisal already values the property above the ask, and the income tells the same story: once leased up, River Glenn pencils to a cap rate north of 11% on the asking price, with a stabilized value comfortably above today's basis.​ For the right operator there is room to structure the purchase — including seller financing — to step into tomorrow's value at today's price.​ In short, it is a chance to buy below replacement cost, below appraisal, and to own the upside outright.​</p>

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<p><span style="color: rgba(51, 51, 51, 1)"><span>Riverside Mobile Home Estates is at 18 City Park Avenue, about one mile southwest of downtown Toledo, Ohio.​ The site totals 7.64 acres and sits within a 15-mile radius population of 540,000+.​ The owner refers to 85 pads, while the State of Ohio license reflects 90 pads.​ Pad sizes are estimated at roughly 60 × 20 feet.​ The park is served by city water and city sewer and lies immediately adjacent to the downtown core, giving strong proximity to jobs, services, and transit.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The property is zoned limited industrial and operates under a variance that has historically allowed mobile home park use.​ The current owner has held the park for three years.​ The location near downtown enhances suitability for affordable housing uses, subject to all required approvals and remediation.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The City of Toledo condemned the park on May 23, 2025, deeming it unfit for human habitation due to conditions on site.​ Three tenants have not yet moved out.​ On September 23, the City shut off water service to accelerate final move-outs.​ Buyers should assume the park will be 100% vacant at possession.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Once the final tenants depart, City Council has allocated $200,000 for cleanup.​ Work is expected to include removing vacant trailers, debris, and refuse.​ Cleanup costs will be placed as a lien against the property.​ Timing and scope are controlled by the City and will occur after the last residents vacate.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>In addition to any cleanup lien, existing encumbrances include more than $200,000 in water-utility liens for unpaid bills spanning over five years and approximately $50,000 in unpaid property taxes.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Because the site has been designated a public nuisance, Toledo’s municipal code prohibits transfer of title unless the nuisance is abated or the Director grants consent.​ To obtain approval, a buyer must submit a Vetting Application; if approved, the City may issue a Consent to Transfer.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>For continued operation as a mobile home park, the City has indicated a full replacement of the water, sewer, and electrical systems will be required.​ All future plans are subject to City review, approvals, and compliance with code and utility standards.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Despite significant regulatory, legal, and financial hurdles, the site’s downtown-adjacent location and existing utility connections create potential for future affordable housing or residential-oriented use once issues are resolved.​ The seller may consider creative financing, though flexibility is limited by existing liens.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Jonathan Fisher is a Licensed Principal Broker in the State of Ohio for MR.​ LANDMAN, LLC under license #</span></span><a href="BRKP.2025001469." target="_blank"><span style="color: rgba(51, 51, 51, 1)"><span>BRKP.2025001469.​</span></span></a></p><h3><strong><u><span style="color: rgba(51, 51, 51, 1)"><span>Location:</span></span></u></strong></h3><p><span style="color: rgba(51, 51, 51, 1)"><span>Toledo is a city in Lucas County, Ohio, of which it is also the county seat.​ It is located at the western end of Lake Erie along the Maumee River.​ Toledo is the fourth-most populous city in Ohio and 86th-most populous city in the U.​S.​, with a population of 270,871 at the 2020 census.​ The Toledo metropolitan area has an estimated 601,000 residents.​ Toledo also serves as a major trade center for the Midwest; its port is the fifth-busiest on the Great Lakes.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The median home cost in Toledo is $101,400.​ Home appreciation the last 10 years has been 75.0%.​ Home Appreciation in Toledo is up 14.2%.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Renters make up 38.7% of the Toledo population.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The average one-bedroom unit rents for $680/Month.​<br>The average two-bedroom unit rents for $880/month.​<br>The average three-bedroom unit rents for $1,180/month.​<br>The average four-bedroom unit rents for $1,280/month.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Toledo has an unemployment rate of 6.7%.​ The US average is 6.0%.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Future job growth over the next ten years is predicted to be 22.1%, which is lower than the US average of 33.5%.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The Median household income of a Toledo resident is $41,671 a year.​ The US average is $69,021 a year.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Toledo violent crime is 55.0.​ (The US average is 22.7)<br>Toledo property crime is 58.6.​ (The US average is 35.4)</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The Toledo Metropolitan Area, or Greater Toledo, is a metropolitan area centered on the American city of Toledo, Ohio.​ As of the 2020 census, the three-county Metropolitan Statistical Area (MSA) had a population of 646,604.​ It is the sixth-largest metropolitan area in the state of Ohio, behind Cincinnati–Northern Kentucky, Cleveland, Columbus, Dayton, and Akron.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Here are the top ten employers in the Toledo Metropolitan Area:<br>•ProMedica Health System — 15,000 (NW Ohio)<br>•Mercy Health (Toledo hospitals) — 8,800<br>•Stellantis – Toledo Assembly Complex (Jeep) — ~6,093<br>•University of Toledo (incl.​ UT Medical Center) — 5,700<br>•Toledo Public Schools — 5,081<br>•City of Toledo (government) — 3,000<br>•The Andersons, Inc.​ — 1,636<br>•Owens Corning — 1,545<br>•GM — Toledo Propulsion Systems — ~1,520<br>•Libbey Glass — 1,200</span></span></p>

<p><span style="color: rgba(51, 51, 51, 1)">Cadiz, OH – 16-Pad Mobile Home Park Investment Opportunity</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">Undervalued mobile home park located in Cadiz, Ohio with strong upside potential.​ The property consists of 16 total pads, with 11 currently rented, providing steady income with immediate room for growth by filling the remaining vacancies.​</span></p><p><span style="color: rgba(51, 51, 51, 1)">Additional features include a garage with a brand-new roof, perfect for storage or additional income potential.​ With below-market rents and underutilized capacity, this park presents an excellent value-add opportunity for investors looking to increase cash flow and property value.​</span></p><p><span style="color: rgba(51, 51, 51, 1)">Affordable housing demand in the area remains strong, making this a prime opportunity to reposition an underperforming asset into a consistent income producer.​</span></p>